THE WILLOWS, OAK HILL ROAD, STAPLEFORD ABBOTTS, ROMFORD, RM4 1JH - £495,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

THE WILLOWS is a midsized extended detached house of 156m², built sometime between 1950 and 1966. It was last sold for £495,000 in June 2013, which was around 14% below the average June 2013 detached price in the Epping Forest local authority area. The most recent EPC inspection was November 2024, where the current energy rating was D, and the potential energy rating was C.

THE WILLOWS Sold Prices

Land registry data shows three sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the three THE WILLOWS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2013 14 JUN	£495,000	£578,472	14% below HPI
2010 17 DEC	£412,500	£550,156	25% below HPI
2000 19 MAY	£249,500	£275,001	9% below HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three THE WILLOWS sales between May 2000 and June 2013 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 2010 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the June 2013 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

How Large is THE WILLOWS?

THE WILLOWS is 156m², which includes one extension, according to the EPC inspection conducted in November 2024. This puts it in the smallest 40% of detached houses in Stapleford Abbotts, based on EPC data. The below chart shows the distribution of detached houses by size in Stapleford Abbotts, and where THE WILLOWS lies on this distribution: 40% of detached houses are smaller than THE WILLOWS, and 60% of houses are larger. Note that EPC data is not available for all properties in Stapleford Abbotts.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.160 of an acre, or 648m². The below map shows the location of THE WILLOWS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of THE WILLOWS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is THE WILLOWS?

THE WILLOWS is located on OAK HILL ROAD in STAPLEFORD ABBOTTS, in the RM4 postcode district. The below map shows the position of THE WILLOWS on OAK HILL ROAD.